repairs and maintenance

Transcription

1 repairs and maintenance

2 Three Rivers provides a comprehensive repairs and maintenance service which aims to respond to you promptly when things go wrong in your home, whilst at the same time allowing us to plan ahead to renew major facilities such as kitchens and bathrooms when they wear out. The information in this leaflet provides you with details of these services. Our promise to you Three Rivers wants you to feel safe and comfortable in your home. We will carry out repairs within agreed response times and, wherever possible, offer an appointment for the work to be done. When we plan programmed works, we will inform you and involve you whenever we can in the decision-making process. By law, we must ensure that wind and rain cannot get into your home. We must maintain the installations in your home which supply gas, water, electricity and drainage. Although we carry out most repairs to your home you will also have some responsibilities please see What are my responsibilities? further on in this leaflet. We aim to: Fulfil our statutory maintenance obligations with regard to all properties. Repair the structure and exterior of the property or building. Repair and keep in proper working order the installations in the property for the supply of water, gas, electricity, sanitation, heating and hot water. Provide a responsive and efficient maintenance service to customers and respond to repair requests within the agreed time-scales.

3 Three Rivers Housing Association Repairs and Maintenance Complete repairs to as high a standard as possible, and wherever possible to replace components that do not meet current standards. Recover costs of rectifying deliberate damage or disrepair caused by a tenant or their family or visitors, from the tenant. Deliver a planned programme of external redecoration for each estate. Ensure that funds are set aside for the modernisation of properties where this is necessary. How do I report a Repair? You can report a repair by: Telephoning us on , this line is available 24 hours a day, 365 days of the year. Please note that busy times for repairs are Mondays and Tuesdays, if your repair is not an emergency you may find it easier to call at quieter times. Calling in to any Three Rivers Office. Logging onto our website at ing us at repairs@threerivershousing.co.uk. Writing to us.

4 Is there an emergency repair service out of office hours? Three Rivers Housing operates a repairs service 24 hours a day, 7 days a week, 365 days a year. There is full cover during normal office hours, Monday to Friday 9.00am to 5.00pm. Reduced cover is available outside these times. This reduced cover service is only intended to provide a response where: Your health and safety is judged to be severely and immediately at risk, for example, a gas leak. Serious damage is taking place to the property, e.g. fast water leak or burst. If you have an emergency repair out of normal office hours ring Three Rivers on Please note that if you demand a callout and the repair could have been completed in normal working hours there may be a charge.

5 Three Rivers Housing Association Repairs and Maintenance What do I need to tell you when I report a repair? When you report a repair, you will be asked for the following information: Your name, address and current contact number. Times when someone will be at home or access is available. As much about the repair as possible. Whether you have reported the repair before. Any special circumstances, for example if you are elderly or disabled. Please think carefully about what access you can provide. Unreasonable limitations on access can affect how soon the work is carried out. Will you need to inspect the repair before works are carried out? Normally we will only inspect if the problem you report appears to be complex or may take a lot of work to resolve. If we need to inspect the repair we will do this as soon as possible and whenever we can we will arrange an appointment for the inspection as well.

6 Can I make an Appointment? For internal work categorised as urgent or routine, you will be offered an AM or PM appointment at the time of reporting the repair. Once an appointment has been made if you are unable to keep it, you must let us know and we will rearrange a suitable time for you. If you contact us to arrange the appointment, you may be charged for the contractors time for making the visit. Access to your Home You or anyone living with you must allow Three Rivers staff, their contractors, agents or statutory undertakers to enter your home at all reasonable hours to: Inspect the condition of the premises. Inspect the state of repair. Carry out repairs and improvements. Service equipment. General inspection of the dwelling. Gain access to facilitate the above to any adjoining premises e.g. party walls, flats. Three Rivers will always try to arrange access at a time that is convenient and will normally give you at least 24 hours notice.

7 Three Rivers Housing Association Repairs and Maintenance If you or anyone living with you does not allow access, Three Rivers will serve notice of not less than 24 hours of its intention to gain entry to the property using reasonable force if necessary in accordance with its rights. In case of an emergency, Three Rivers may require immediate access without notice. In the event that such access is necessary and the property is unoccupied or access is denied, Three Rivers or their agent may use reasonable force to gain entry into your home. In the event that access is denied, you may be prosecuted for obstruction. Examples of emergencies include but are not limited to fire, flood, gas leaks, an occasion where there is a threat to personal injury or the structure of our property is at risk. How long should the repairs take to complete? We deal with all repairs as quickly as possible. As some repairs are more urgent than others, we put them into a timescale category according to priority: A. Emergency Repairs (outside office hours) We will respond within 24 hours of you reporting the repair. The fault will be resolved or made safe on the initial visit. If follow up repairs are needed, they will need to be completed within five working days.

8 B. Emergency Repairs (within office hours) We will respond within 24 hours of you reporting the repair, or within 12 hours for customers who have a vulnerability. The fault will be resolved or made safe on the initial visit. If follow up repairs are needed, they will need to be completed within five working days. Where possible, contractors will try to complete an emergency repair during their initial visit. However, if it is not possible for the contractor to do this and a repeat visit is needed, the following will happen. 1. The contractor will inform you of how long it will take for the repair to be completed and will also arrange a time for their return visit. 2. Where heating and hot water are affected, the contractor will provide temporary heating and a portable water heater. 3. All follow up repairs should be completed within five working days of the original emergency repair request. Typical emergency repairs are: No heating and or hot water. No electrical supply. Floods of water which are un-containable. Breakdown of security to properties. Lack of light in areas of risk, i.e. staircases, kitchens, internal communal areas, etc. Blocked drains. No electrical supply to cookers. Maintaining access/exit to and from the communal entrance.

9 Three Rivers Housing Association Repairs and Maintenance C. Urgent Repair Response and completion within 5 working days. (Repairs which are less serious, but need to be done quicker than routine repairs). Example: Minor leaks, toilet not flushing, partial heating or hot water failure. D. Routine Repairs Response and completion within 20 working days. (The majority of repairs will be classified in this category). Example: General joinery repairs, minor plumbing repairs, external repairs. Some of these repairs may need to be inspected before the repair can be carried out. E. Programmed Repair Major works to your home will be carried out at certain times during the life of your property. This is subject to the condition of the facility and detailed surveys carried out by our Maintenance team. Example: Replacement kitchens, windows, external decoration, bathrooms heating systems. What happens when the contractor comes to my home? We expect those who work for us to behave properly whilst they are in your home and this means they should: Contact you to arrange a convenient time to carry out the repair. Introduce themselves to you, show proof of their identity and explain what they will be doing.

10 Carry out the works between 8.00am and 5.00pm Monday to Friday, except in cases of emergency. Not play radios or smoke in your home. Treat you politely at all times. Protect your belongings from damage while they are carrying out the work. Keep your home secure while they are working there. Work safely. Leave you with all essential services (e.g. water, electricity, gas etc) working at the end of each day even if they have not finished their work. Clean up the mess they make and take away all rubbish and materials at the end of each day. Please let us know if you feel the person carrying out your repair has not met these standards of behaviour and workmanship. What are my Responsibilities? You are responsible for the costs of putting right any damage to your home that has not been caused by fair wear and tear. You are also responsible for the internal decoration of the property, to keep it in good decorative order. The following small repair items are also your responsibility: Repair or renewal of plug and chain to bath, wash basin and sink.

11 Three Rivers Housing Association Repairs and Maintenance Repair or replacement of WC seats. Replacement of light bulbs, plugs and fuses. Sweeping flues used by solid fuel appliances. The replacement of door locks and keys, where keys are missing or locks deliberately damaged. Internal doors. Any items fitted by a previous tenant and accepted by you on taking over the tenancy. Ensuring any cooker, heater or other gas appliance installed is fitted by a qualified engineer. TV Aerials. Bleeding radiators. What are Three Rivers Responsibilities? We will maintain in reasonable repair (having regard to the age, character, location and prospective life of the property). The structure and outside of your home including the foundations, walls and applied external finishing, floors, roofs and roof coverings, chimneys, vents, external doors and windows, including frames and ironmongery excluding replacement keys, surface and foul water drainage.

12 We are responsible for: The supply of water, gas and electricity, including pipe work, consumer boards, electrical wiring. Sanitation, including waste and soil pipe work, sinks, baths, basins, toilets and taps. Heating appliances and water heating, including boilers, fitted fires, radiators, heating controls and water heaters. The finishing, components and fixtures and fittings inside the property, including plasterwork, tiling, doors and linings and ironmongery, kitchen fittings, pipe boxing and smoke alarms. Gates and clothes posts provided by Three Rivers. External paths and steps providing access to front and rear entrance doors. Three Rivers built outbuildings. Communal areas to flats, e.g. common entrances, halls, stairways, passageways, external paths, yards, steps and gates. What about if I submit a Right to Buy Application? When you make a Right to Buy Application, we will continue to repair your home but only to the basic standard required by law.

13 Three Rivers Housing Association Repairs and Maintenance Is there a Charge for Repairs? Three Rivers reserves the right to recharge tenants for repair costs where repairs have been necessary due to negligence, misuse or malicious wilful damage. In this case, it is up to you to get the repair done and to pay for it, even if it was an accident. Any repair work must be carried out to a good standard. If Three Rivers carries out the work, you will be recharged the cost of the repair. Failure to pay for these repairs may result in legal action against you. You will have to pay the whole cost of any repair or replacement arising from damage caused to the property (or adjacent properties) deliberately or neglectfully by you, your family, visitors or lodgers. Typical examples include: Reinstating roof tiling damaged by your TV aerial contractors. Carrying out repairs and making good damage resulting from a burst where you have neglected to have the plumbing installation drained down before leaving the property unoccupied. Clearing the dwelling, its outbuildings or garden of belongings, waste or rubbish when you terminate your tenancy. Carrying out temporary works to make safe where alterations you have carried out to the property have rendered it unsafe. Reinstatement where you have carried out improvements but failed to comply with conditions imposed by Three Rivers when granting approval (e.g. At termination of tenancy you have removed fixtures which should have been left or left fixtures which should have been removed). Clearing an overgrown garden.

14 Cleaning or decorating the interior of the dwelling when you terminate your tenancy to restore it to a state which is acceptable to Three Rivers. Replacement of any broken external glazing which has not been broken as a result of criminal or negligent acts of third parties, for which you can provide a police incident number, and any broken internal glazing. Criminal Damage and Vandalism Any criminal damage or vandalism should be reported to the Police as well as to Three Rivers. You will need to be able to show how, and by whom, damage was caused. Failure to do this may result in the repair being charged to yourself. If your own insurance covers the cost of the damage you will be asked to claim on your insurance. What if I disagree with being charged for repairs? If you do not agree with being asked to pay for repairs that you are charged for, you should contact Three Rivers explaining the reasons why.

15 Three Rivers Housing Association Repairs and Maintenance Do you have a Quality Control process? Yes - repairs are carried out by our own staff and approved contractors. Sometimes we will need to inspect a problem before it can be repaired. We also make random inspections from time to time to check that repairs have been carried out satisfactorily. We will seek your views with regard to the quality of the repair work we carry out. This will help us to monitor the repair service we provide to you and let us know of any problems. We will inspect a proportion of repair jobs when they are completed to ensure the work is achieving the standards required by Three Rivers. Any work found to be poor quality or unfinished will be put right. Please also tell us if you are dissatisfied with the service you receive so we can make improvements. You can help the repairs service work smoothly by keeping your repair appointments so that our contractors and staff can get on with the job as soon as possible. Missed appointments mean time wasted and unnecessary expense. You could be charged for a wasted call out.

16 Right to Repair Let us know immediately if a repair is not done within its set timescale. Under the Right to Repair legislation, you can make a claim for compensation if we fail to do the repair after you have reported it a second time. The Right to Repair is a right you have by law. If you wish to make a claim or carry out a repair yourself, you should contact the Maintenance team prior to any work taking place. Exceptions to the Right to Repair Scheme Compensation cannot be sought for repairs costing over 250: For which we are not responsible. Where you have told Three Rivers you no longer want the repair carrying out. Where you have not given details for access to the property, despite being requested to do so. Three Rivers own response times for repairs either match or better the Right to Repair Scheme response times. We will pay compensation in accordance with the provisions of the Right to Repair Scheme.

17 Three Rivers Housing Association Repairs and Maintenance What can I do if I have a compliment, complaint or comment? If you would like to make a complaint, give us a compliment or make a comment with regards to the service please let us know. We will respond fully to complaints immediately, or if further investigation is required, within a maximum of 10 working days. How do I make a compliment, complaint or comment? You can contact us in a number of ways: Fill in and return the satisfaction questionnaire sent out prior to your repair being carried out. Call our Customer Services Team on Visit or phone any Three Rivers Office. repairs@threerivershousing.co.uk. Visit our website at Write to us. Speak to any member of Three Rivers staff.

18 How do I become involved in improving the service? You will automatically receive a questionnaire to complete each time you have a repair carried out. This is to find out if you were happy with the work and if the staff or contractor was friendly and efficient. We also run surveys occasionally to find out your views on the service provision of other maintenance activities (e.g. gas boiler servicing) and major home improvements (e.g. new kitchens and bathrooms). Your opinion about the quality of our work counts and it is important we use your feedback to improve the delivery of our services. We always look at new ways for you to be more involved in the way we deliver maintenance service. If you wish to take part in group discussions (e.g. interviewing and selecting contractors) on how we can improve the service, please contact the maintenance team on or repairs@threerivershousing.co.uk. Planned Maintenance As well as carrying out day to day repairs, Three Rivers sets aside money from your rent to modernise and improve your home over a period of time. This need is established from an ongoing property condition survey of all our customers homes. These include cyclical works such as external decoration, cleaning gutters and general maintenance to keep the properties in good condition, and more major improvements such as renewing kitchens, bathrooms, windows and heating systems.

19 Three Rivers Housing Association Repairs and Maintenance You will be consulted and informed of our plans so that you have a say in what work we do and when it should be done. If you ask for a repair that is due in a major improvement programme, then we may ask you to wait until the work starts. By doing so, we can make sure that the work is carried out to an agreed standard and style, and that we achieve value for money. I want to improve my home - what do I need to do? For any alterations and improvements that you wish to undertake to your home, you must apply for written permission first. The work must be done to a good standard and we would not allow any work that would make your home unsafe or reduce its value. If we do give permission, you may still have to get permission and building control approval from your local council. They will advise you of what work requires their permission. We will write and tell you whether we can agree to what you want to do. We will only refuse permission for good reasons. You must get permission for the following improvements: Removing walls. A new kitchen, bathroom suite, shower, gas fire or heating. Painting outside your home. Extra electrical sockets or lights.

20 A new front door. A shed or a greenhouse. New windows. A driveway and pavement crossing. An aerial or satellite dish. Sometimes residents want to apply another finish on top of the plastered walls or ceilings in their homes. Typical examples include: Plaster which has been finished to look rustic or Spanish in appearance. Artex or similar material. Polystyrene tiles. Timber or plywood boarding. We will not normally grant permission for such finishes because when compared to the standard plaster finish: Some decorative plaster finishes with sharp surfaces present a risk of injury. Can damage the fabric of the property on removal. Are more difficult and costly to repair when damaged. Are more difficult to clean, keep clean and decorate. Can make a house difficult to let.

21 Three Rivers Housing Association Repairs and Maintenance In addition, if there were to be a fire in the property, polystyrene tiles on ceilings would significantly increase the risks to the occupants of rapid fire spread. Therefore you should not use Artex (or similar product) or polystyrene tiles or any of the types of finishes mentioned on the previous page. We would be entitled to charge you with any costs we incur in removing these finishes. The cost of reinstating with a smooth plaster finish can be very high. We may consider approving some properly applied decorative finishes which are lightly textured and do not have the disadvantages mentioned above. You should obtain permission in writing from Three Rivers before applying any sort of non standard finish. What about Electrical Maintenance? The Government introduced a new law in January 2005, which demands that most electrical work in UK households is only carried out by a competent' person. It is a legal requirement for landlords to prove that all electrical installation work complies. Failure to comply with the requirement is a criminal offence. Local authorities also have the power to require the removal or alteration of work that does not comply with the Building Regulations.

22 Right to Compensation Depending on the improvements you make to your home, we may compensate you for some of the costs you have incurred when you end your tenancy with us. To qualify for this compensation, you must ask our permission before you carry out the work. What about Asbestos in the home? Asbestos was used in building materials until the mid 1980s. As long as it remains undamaged it is safe. We have policies and procedures for managing asbestos that includes surveying buildings to find out where asbestos is present so that we can decide the safest way of dealing with it. Any advice about condensation and dampness? Condensation and damp are often confused because they both leave a musty smell. If you think you may have damp or condensation in your home, the first thing you need to do is check that you are doing everything you can to prevent condensation from occurring.

23 Three Rivers Housing Association Repairs and Maintenance Condensation A lot of moisture goes into the air whenever you cook, run a bath or dry clothes in your home. When this moisture meets a cold surface it turns into droplets called condensation. If this is left, mould will start to grow. This usually happens on cold outside walls and surfaces and in areas where the air does not circulate well. It can damage clothes and furnishings. You can reduce the problem by: Wiping moisture away whenever you see it. It may collect on windows overnight. Keeping a window open if you are drying clothes indoors. Dry them outside whenever possible and only use a tumble drier if it has direct ventilation to the outside. Keeping rooms warm, even a low background heat will help. Ventilating the room. Nobody likes draughts but some air does need to come in and out. So, open windows a little until they stop misting up. Not using bottled gas or paraffin heaters. They actually produce water in the air and are a fire risk too. Not blocking up air vents fitted in your home. Damp Damp happens when a fault in the basic structure of a building lets in water from the outside. The usual signs are mould, a musty smell and wet patches on the walls or ceiling after rain. If you think your home has damp, please contact our Customer Services Team. They will arrange for an officer to call at your home to look into the problem. We will carry out any necessary repair work.

24 We can produce this information in alternative formats and languages. If you would like information in another language or format, or require the services of an interpreter, please contact us on: (Arabic) (Bengali) (Chinese) Français (French) Deutsch (German) (Hindi) Melayu (Malay) Polski (Polish) (Punjabi) Español (Spanish) Türkçe (Turkish) (Urdu) Head Office Three Rivers House, Abbeywoods Business Park, Pity Me, Durham DH1 5TG Open: 9.00am-5.00pm Monday to Friday Customer Services Telephone: hours a day, 7 days a week, 365 days a year contact@threerivershousing.co.uk Visit our website for more information: part of SLS 14 V1 JULY 2009